DELEGATED ITEM REPORT – CREATION OF INDEPENDENT HOLIDAY LET UNIT AND ALTERATIONS TO BUILDING – THE POTTING SHED

Planning Case Officer: Mark Nuttall Authorised by: JK Date of Report: 6 September 2016

National Guidance: NPPF Core Strategy: GSP3, DS1, RT2, T1 Local Plan Codes: LC4, LH4, LR6, LT11 and LT18

List of Background Papers (not previously published) Nil

Human Rights Any human rights issues have been considered and addressed in the preparation of this report.

Report:

Site and surroundings The site is located at the northern end of Wormhill.

The Potting Shed is a single storey building adjacent to the Conifers - a bungalow dwellinghouse with stone walls and concrete tiled roof. Formerly an outbuilding, the Authority has previously granted The Potting Shed permission for use as holiday accommodation ancillary to the Conifers.

The building is mostly rendered with stonework to one end. It has a blue slate roof.

The property is situated in the Wormhill and Hargatewall Conservation Area.

Proposal To use The Potting Shed as an independent holiday let unit, effectively removing the ancillary tie to The Conifers that was previously imposed. Some alterations are also proposed to The Potting Shed as part of the proposal.

Key issues

- The impacts of the proposed alterations on the appearance of the building
- The impact of the proposal to remove the ancillary tie on neighbouring amenity
- The impact of the proposal to remove the ancillary tie on highway safety

History 1965 – Planning permission granted for the erection of the Conifers 2001 – Planning permission granted for conversion of the Potting Shed to holiday let accommodation ancillary to the Conifers. Policy

National Planning Policy Framework

Paragraph 115 in the NPPF states that great weight should be given to conserving landscape and scenic beauty in National Parks along with the conservation of wildlife and cultural heritage.

Paragraph 17 of the NPPF sets out core planning principles including supporting sustainable economic development and high standards of design taking into account the roles and character of different areas, recognising the intrinsic character and beauty within the countryside and supporting thriving rural communities.

Paragraph 28 in the NPPF states that planning policies should support economic growth in rural areas and should take a positive approach to sustainable new development. Planning policies should support the sustainable growth of all types of business both through conversion and well-designed new buildings and should support sustainable rural tourism and leisure developments that benefit businesses in rural areas, communities and visitors and which respect the character of the countryside. This should include supporting the provision and expansion of tourist and visitor facilities in appropriate locations where identified needs are not met by existing facilities in rural service centres.

Development Plan

Relevant policies in the Development Plan (listed at the top of this report) are broadly consistent with national planning policies in the NPPF because they promote the conversion of existing buildings, and leisure and tourism development in the Peak District where it is consistent with the conservation and enhancement of the National Park’s scenic beauty, cultural heritage and wildlife interests. GSP1 also sets outs the Sanford Principle whereby conservation of the National Park landscape takes precedence over recreational interests where there is irreconcilable conflict between the two statutory purposes of the National Park’s designation.

Core Strategy policy DS1 states that in settlements, amongst other things, extensions to existing buildings and the conversion or change of use of traditional buildings for visitor accommodation, preferably by re-use of traditional buildings will be acceptable in principle.

Local Plan policy LC4 states that where development is acceptable in principle it will be permitted provided it is of a high standard of design that respects and conserves the landscape, built environment and characteristics of the area.

Local Plan policy LC5 states that development in conservation areas should assess and clearly demonstrate how the existing appearance of the conservation area will be preserved and, where possible, enhanced.

Core Strategy policy RT2 relevant in regard to the principle of the use of part of the building as a holiday let. In these respects, RT2 says that proposals for hotels, bed and breakfast and self-catering accommodation must conform to the following principles:

A. The change of use of a traditional building of historic or vernacular merit to serviced or self-catering holiday accommodation will be permitted, except where it would create unacceptable landscape impact in open countryside. The change of use of entire farmsteads to holiday accommodation will not be permitted. B. Appropriate minor developments which extend or make quality improvements to existing holiday accommodation will be permitted. C. New build holiday accommodation will not be permitted, except for a new hotel in Bakewell.

T1, LT11 and LT18 require that transport infrastructure and access arrangements are safe and conserve the National Park’s valued characteristics. The design and number of parking spaces associated with residential development, including any communal residential parking, must respect the valued characteristics of the area, particularly in Conservation Areas. Comment

Removal of ancillary tie The building already has a lawful use as a holiday let ancillary to The Conifers, as detailed above. Removal of the tie that currently retains The Conifers and Potting Shed as a single planning unit would result in two planning units; one holiday let and one dwelling, each of which could be occupied or owned independently of the other. The reason for the condition retaining the two as a single planning unit was that the Authority wished to retain control over the use of the site as the building is unsuitable for occupation as an independent dwelling.

Current planning policy does not require holiday let conversions to remain ancillary to host buildings; they are acceptable in principle under current planning policy as independent units, providing that they are controlled to be occupied only as holiday units, and not as permanent dwellings.

Whilst the Potting Shed is not of such a character that would likely be considered appropriate for conversion to holiday let under current policy RT2 the use is already established, having been permitted under previous planning policy.

The only issues to be addressed therefore in determining whether or not to permit the lifting of the tie are the impacts that this would have on the amenity of the two properties and highway safety.

Due to the position of openings and distances between them, the occupation of either unit independently from the other would not be unneighbourly; neither property would significantly overlook or overbear the other. The proposed sub-division of curtilage is such that each would be self-contained and have sufficient amenity space too. There are therefore no objections to the proposal on amenity grounds.

Access would remain unaltered, with the Conifers affording a right of access over their land to one of the entrances to the Potting Shed. This would ensure that vehicles continue to be able to enter and leave the site in forward gear and entrance and exit visibility would remain unchanged. There are therefore no objections to the proposal on highway grounds.

Alterations to holiday let The proposed changes are to facilitate adding an additional bedroom and a fire door to the holiday let unit. The external alterations are limited to replacing the existing metal garage door with a timber boarded one. This would improve its appearance, having a more traditional character. The only other change is to replace a window with a door on the front elevation. This does not have a significant impact on the appearance of the building and is considered acceptable.

Environmental Management

There are no physical changes proposed to the existing house and converted shippon, and so no environmental management measures are considered necessary to comply with planning policy.

Consultation:

Derbyshire County Council – Highways - The property is served by two accesses and there is an acceptable level of parking and turning associated with the proposed uses on site. It is not considered that the proposals would have any significant effect on highway safety at this location and as such this Authority would not wish to raise objections. High Peak Borough Council – No response at time of writing. Wormhill and Green Fairfield Parish Council – No objection

Officer recommendation:

That the application is Approved subject to the following conditions: 3 year time limit In accordance with submitted plans Use only as short term holiday let Timber garage doors